export default function FunnelPage({ branding, onContactSubmit }) { const [formData, setFormData] = React.useState({ name: '', email: '', phone: '', age: '', homeValue: '', mortgageBalance: '', goal: '', bestTime: '', stressLevel: '', message: '' }); const [status, setStatus] = React.useState('idle'); const [calcAge, setCalcAge] = React.useState(72); const [calcHomeValue, setCalcHomeValue] = React.useState(400000); const [calcMortgage, setCalcMortgage] = React.useState(75000); const [calcRate, setCalcRate] = React.useState(7.5); const [faqOpen, setFaqOpen] = React.useState({}); const [shareStatus, setShareStatus] = React.useState(''); const toggleFaq = (key) => { setFaqOpen(prev => ({ ...prev, [key]: !prev[key] })); }; const handleShare = async () => { if (navigator.share) { try { await navigator.share({ title: 'The Truth About Reverse Mortgages', url: window.location.href }); } catch {} } else { try { await navigator.clipboard.writeText(window.location.href); setShareStatus('Link copied to clipboard!'); setTimeout(() => setShareStatus(''), 3000); } catch { setShareStatus('Could not copy link.'); } } }; const handleSubmit = async (e) => { e.preventDefault(); if (!formData.name.trim() || !formData.email.trim()) return; setStatus('sending'); try { await onContactSubmit({ name: formData.name, email: formData.email, phone: formData.phone, message: `Age: ${formData.age || 'N/A'}\nHome Value: ${formData.homeValue || 'N/A'}\nCurrent Mortgage Balance: ${formData.mortgageBalance || 'N/A'}\nGoal: ${formData.goal || 'N/A'}\nBest Time to Reach: ${formData.bestTime || 'N/A'}\nStress Level: ${formData.stressLevel || 'N/A'}\n\nComments:\n${formData.message || 'N/A'}`, }); setStatus('sent'); setFormData({ name: '', email: '', phone: '', age: '', homeValue: '', mortgageBalance: '', goal: '', bestTime: '', stressLevel: '', message: '' }); } catch { setStatus('error'); } }; // Simplified HECM calculator logic const plf = Math.min(0.78, Math.max(0.35, 0.22 + (calcAge - 62) * 0.0115)); const principalLimit = Math.round(calcHomeValue * plf); const netAvailable = Math.max(0, principalLimit - calcMortgage); const months = Math.max(12, (95 - calcAge) * 12); const monthlyRate = calcRate / 100 / 12; let tenurePayment = 0; if (monthlyRate > 0 && netAvailable > 0) { tenurePayment = netAvailable * (monthlyRate * Math.pow(1 + monthlyRate, months)) / (Math.pow(1 + monthlyRate, months) - 1); } else if (netAvailable > 0) { tenurePayment = netAvailable / months; } const lineOfCredit = netAvailable; const formatCurrency = (n) => new Intl.NumberFormat('en-US', { style: 'currency', currency: 'USD', maximumFractionDigits: 0 }).format(n); const scrollToCalculator = () => { const el = document.getElementById('calculator'); if (el) el.scrollIntoView({ behavior: 'smooth' }); }; const scrollToForm = () => { const el = document.getElementById('contact-form'); if (el) el.scrollIntoView({ behavior: 'smooth' }); }; return (

{/* Minimal Header */}

{ e.target.style.display = 'none'; }} /> The 2 Mortgage Guys

Calculators

{/* Main Content */}

{/* Hero */}

The Truth About

REVERSE
MORTGAGES

Let's clear up the myths & misunderstandings. Discover the benefits. See if this is right for you.

In plain English, without the jargon, fine print, or sales pitch.

{/* What Is a Reverse Mortgage */}

What Is a Reverse Mortgage, Really?

A regular mortgage has you paying the bank every month. A reverse mortgage flips that: the bank pays you by unlocking the value you have already built up in your home — and you do not have to make monthly payments back to the bank.

{/* How It Works at a Glance */}

How it Works at a Glance

You own a home (or buy one)

Age 62 or older

The lender unlocks your equity

Via a HUD-insured HECM loan

You receive funds or buy a new home

Cash, monthly income, or a new home — no P&I payments

Loan is repaid when you move or pass

From the sale of the home. You/heirs keep leftover equity.

{/* FHA Insured */}

FHA Insured = Government Backed

The HECM program is regulated by HUD and insured by the Federal Housing Administration. It is the safest, most regulated reverse mortgage option available.

{/* How It Actually Works */}

The Reverse Mortgage Approval Process

Four simple steps. No fine print. Just the facts.

Apply & Qualify

No income requirements. Based on your age, home value, and equity.

Counseling Session

A quick, independent HUD-approved counseling session to ensure you understand everything.

Appraisal & Approval

Your home is appraised. We finalize your loan terms and amount.

Receive Your Funds

Choose lump sum, monthly payments, line of credit, or a combination. No monthly mortgage payments required.

If you're ready. If not, keep scrolling to learn more.

{/* Is This Right for You? */}

Is This Right for You?

A reverse mortgage is not for everyone. Here is an honest look at who it helps most — and who should probably look elsewhere.

This May Be a Good Fit If:

✓ You are 62 or older and own your home (or have significant equity)
✓ You want to eliminate your current monthly mortgage payment
✓ You plan to stay in your home for the foreseeable future
✓ You want to supplement retirement income or preserve savings
✓ You can keep up with property taxes, insurance, and maintenance

This May NOT Be a Good Fit If:

✗ You plan to move within the next 2-3 years
✗ You want to leave your home to heirs free and clear
✗ You cannot afford ongoing property costs (taxes, insurance, upkeep)
✗ You have significant liquid assets and no need for extra cash flow

{/* Family Members & Heirs */}

Information for Family Members & Heirs

The questions adult children ask most — answered clearly, so everyone in the family can feel confident about the decision.

Many adult children want to understand how a reverse mortgage affects them before their parents move forward. Bookmark or share this section with your family so everyone can review it on their own time.

Quick Reference for Heirs

What Happens After the Homeowner Passes Away?

Option 1

Family sells the home and keeps remaining equity.

Option 2

Family refinances and keeps the home.

Option 3

Family signs the property over if loan balance exceeds value.

Important: Heirs are not personally responsible for remaining loan balance.

{/* Share This Page */}

Share This Page

{shareStatus &&

{shareStatus}

}

{/* Calculator */}

Reverse Mortgage Calculator

No obligation. No email.

Your Information

Your Age {calcAge}

setCalcAge(Number(e.target.value))} aria-label="Your age" />

Home Value {formatCurrency(calcHomeValue)}

setCalcHomeValue(Number(e.target.value))} aria-label="Home value" />

Current Mortgage Balance {formatCurrency(calcMortgage)}

setCalcMortgage(Number(e.target.value))} aria-label="Current mortgage balance" />

Expected Interest Rate {calcRate}%

setCalcRate(Number(e.target.value))} aria-label="Expected interest rate" />

{/* Results */}

Estimated Principal Limit

Maximum loan amount based on age & rate

{formatCurrency(principalLimit)}

Net Available After Payoff

Funds left after paying off existing mortgage

{formatCurrency(netAvailable)}

Est. Monthly Tenure Payment

Fixed monthly payment for life (estimate)

{formatCurrency(tenurePayment)}

Line of Credit Available

Unused balance grows over time at loan rate

{formatCurrency(lineOfCredit)}

Disclaimer: These figures are estimates for educational purposes only. Actual HECM amounts depend on current FHA principal limit factors, the 10-year CMT index, lender margins, your home's appraised value, and other factors. Contact us for a personalized, accurate quote. Rates and PLFs change regularly.

Explore All 8 Reverse Mortgage Calculators

{/* Common Myths */}

Common Myths

The top 5 biggest myths and misunderstandings

{/* Myth 1 */}

Myth:

"The bank takes your home when you die."

Truth: You still own your home.

This is the #1 fear people have. It is also completely false. A HECM is a mortgage, not a sale. Your name remains on the title from day one. The lender only places a lien against the property — exactly the same way a traditional mortgage works.

What You Actually Keep

✓ Live in the home — It must remain your primary residence.
✓ Maintain the property — Keep it in good condition and repair.
✓ Pay taxes & insurance — Stay current on property taxes and homeowners insurance.

Do these three things, and it is still YOUR house.

{/* Myth 2 */}

Myth:

"My kids won't inherit anything."

Truth: Your heirs still inherit the home — and the equity.

Many people believe a reverse mortgage wipes out their family's inheritance. The exact opposite is true! Just like any other mortgage, your heirs inherit the property. They can sell it and keep the remaining equity, refinance the loan into their name, or pay it off and move in. The choice is entirely theirs.

What Your Heirs Actually Get

Sell & Keep the Cash

Your heirs sell the home, pay off the loan balance, and keep whatever equity remains. Just like a traditional mortgage.

Refinance & Keep It

If they want to keep the home, they simply refinance the balance into a new loan in their name. No forced sale. Ever.

FHA Protects Them from Shortfall

If the loan balance ever exceeds the home's value, FHA insurance covers the gap. Your heirs will never owe more than the home is worth.

Your family is protected. Their inheritance is real.

{/* Myth 3 */}

Myth:

"I can get kicked out of my home at any time."

Truth: You cannot be forced out as long as you continue meeting the loan requirements.

Many fear the lender can show up and force them to leave. That is not how this works at all. A HECM is a non-recourse loan insured by the FHA. As long as you keep up with property taxes, homeowners insurance, and maintenance, you have the legal right to live in your home for as long as you choose — even if the loan balance grows beyond the home's value.

What Actually Happens

FHA Insurance Protects You

If the loan balance ever exceeds the home value, FHA insurance covers the lender — not you. You stay put regardless.

No Repayment While You Live There

The loan only becomes due when you pass away, sell the home, or move out permanently. Not before.

HUD Regulations Prevent Eviction

Strict federal rules prevent lenders from removing you as long as you meet your basic obligations as a homeowner.

This is your home for life.

{/* Myth 4 */}

Myth:

"Reverse mortgages are only for people in financial trouble."

Truth: It is a financial tool — not a last resort.

Many assume this is a loan of last resort for desperate homeowners. The typical borrower is doing just fine — and getting smarter. The most common reverse mortgage borrower is a financially stable homeowner age 62+ who simply wants to improve monthly cash flow, preserve retirement savings, or strategically manage their assets without selling their home.

Who Actually Uses Reverse Mortgages

Used by Financial Planners

Many financial advisors now recommend reverse mortgages as part of a comprehensive retirement strategy — not a bailout.

No Income Requirements

Unlike traditional mortgages, you don't need to prove monthly income to qualify. Approval is based on your home equity and age.

Chosen by the Affluent

Wealthy retirees use reverse mortgages to preserve investment portfolios and avoid selling assets during market downturns.

Smart retirees use every tool available.

{/* Myth 5 */}

Myth:

"I lose all of my equity."

Truth: You retain equity — and it can grow.

Many assume a reverse mortgage drains every dollar of home value. The truth is you keep the equity — and it can keep growing.

How Equity Actually Works

You Keep What's Left

You only borrow against a portion of your home's value. The rest remains yours — and your heirs'.

Appreciation Still Belongs to You

If your home continues to appreciate, that added value still benefits you and your estate.

Non-Recourse Protects Your Heirs

Your heirs will never owe more than the home is worth, thanks to FHA non-recourse insurance.

Your equity is working for you, not disappearing.

{/* Top 5 Ways */}

Top 5 Ways Seniors Are Using Reverse Mortgages Today

1. Eliminate Your Existing Mortgage Payment. Keep Your Home.

Stop making monthly mortgage payments and free up hundreds — or thousands — of dollars every month for the things you actually enjoy.

2. Increase Your Monthly Retirement Income. Keep Your Home.

Receive reliable monthly tenure payments to supplement Social Security and make retirement more comfortable.

3. Travel the World. Not Your Mailbox.

Use a reverse mortgage line of credit to fund travel, hobbies, and experiences — without selling your home.

4. Home Repairs or Renovations. Stay in Your Home.

Age in place with a remodeled kitchen, new roof, wider doorways, or a walk-in shower — funded by your equity.

5. Escape Winter. Keep Your Home. No Double Payments.

Snowbirds use reverse mortgages to fund a second home or extended travel while keeping their primary residence — with no monthly mortgage payment on either.

Even More Reasons

Delay Social Security, pay for in-home care, cover medical expenses, or simply build a safety net. Your home equity can do more than you think.

{/* Eligibility */}

How do I know if I'm eligible?

What Matters — and What Doesn't

What Matters

✓ You are age 62 or older
✓ You own your home (or have significant equity)
✓ The home is your primary residence
✓ You can pay property taxes, insurance, and maintenance
✓ You complete HUD-approved counseling

What Doesn't Matter

✗ Your credit score
✗ Your monthly income
✗ Medical debt or other debts
✗ Employment status

{/* Why not my own bank? */}

Why not my own bank?

Most Banks and Credit Unions Do Not Offer Reverse Mortgages.

The big banks you see on every corner? They almost never offer reverse mortgages. This is a specialized loan that requires dedicated expertise, training, and licensing that most traditional lenders simply do not have.

The Big Bank Runaround

Walk into most banks asking about a reverse mortgage and you'll get blank stares. They may refer you somewhere else — or try to sell you a home equity loan with monthly payments instead. That's not what you need.

The TV Celebrity Trap

Those national TV ads with famous actors? They are not lenders. They are lead generators who sell your information to the highest bidder. You'll end up talking to someone who knows your neighborhood about as well as they know the moon.

Go with the lender you can trust!

Work with local specialists who understand your market, answer your calls, and meet you face-to-face when you need them.

{/* Three Reasons. One Mission. */}

Three Reasons.
One Mission.

{ e.target.style.display = 'none'; }} />

{ e.target.parentElement.innerHTML = '2'; }} />

The 2 Mortgage Guys

Ryan Minick & Steve DeLon — real people, real experience, real answers. No call centers. No scripts. Just honest guidance from specialists who live and breathe mortgages.

{ e.target.style.display = 'none'; }} />

Luminate Bank

A trusted financial institution backing your loan with stability, security, and regulatory compliance you can count on.

NMLS {branding.companyNmls}

{ e.target.style.display = 'none'; }} />

Simple Reverse Team

We handle the paperwork, the HUD counseling coordination, and the details — so you don't have to worry about a thing. Simple process. Clear communication. No stress.

{/* Contact Form - Could a Reverse Mortgage Improve Your Retirement? */}

Could a Reverse Mortgage Improve Your Retirement?

Find out in minutes. No pressure. No obligation.

{status === 'sent' ? (

Thanks — We Will Be in Touch Soon.

Ryan or Steve will personally reach out within one business day.

) : (

Full Name * setFormData(p => ({...p, name: e.target.value}))} className="w-full text-lg p-4 rounded-xl border-2 border-[#e5ddd4] bg-[#FFFCF8] focus:border-[#0a5f6e] focus:outline-none transition-colors" placeholder="Enter your full name" />

Email Address * setFormData(p => ({...p, email: e.target.value}))} className="w-full text-lg p-4 rounded-xl border-2 border-[#e5ddd4] bg-[#FFFCF8] focus:border-[#0a5f6e] focus:outline-none transition-colors" placeholder="you@email.com" />

Phone Number * setFormData(p => ({...p, phone: e.target.value}))} className="w-full text-lg p-4 rounded-xl border-2 border-[#e5ddd4] bg-[#FFFCF8] focus:border-[#0a5f6e] focus:outline-none transition-colors" placeholder="(555) 123-4567" />

Your Age * setFormData(p => ({...p, age: e.target.value}))} className="w-full text-lg p-4 rounded-xl border-2 border-[#e5ddd4] bg-[#FFFCF8] focus:border-[#0a5f6e] focus:outline-none transition-colors" placeholder="e.g. 72" />

Estimated Home Value setFormData(p => ({...p, homeValue: e.target.value}))} className="w-full text-lg p-4 rounded-xl border-2 border-[#e5ddd4] bg-[#FFFCF8] focus:border-[#0a5f6e] focus:outline-none transition-colors" placeholder="e.g. $400,000" />

Current Mortgage Balance setFormData(p => ({...p, mortgageBalance: e.target.value}))} className="w-full text-lg p-4 rounded-xl border-2 border-[#e5ddd4] bg-[#FFFCF8] focus:border-[#0a5f6e] focus:outline-none transition-colors" placeholder="e.g. $75,000 (or $0 if paid off)" />

What Is Your Primary Goal?

Best Time to Reach You

How stressed are you about your current financial situation?

Questions or Comments

setFormData(p => ({...p, message: e.target.value}))}
                    className="w-full text-lg p-4 rounded-xl border-2 border-[#e5ddd4] bg-[#FFFCF8] focus:border-[#0a5f6e] focus:outline-none transition-colors resize-none"
                    placeholder="Is there anything else we should know about your situation?"
                  />
                </div>
                <button 
                  type="submit"
                  disabled={status === 'sending'}
                  className="tap-btn w-full rounded-xl text-xl font-bold py-5 px-8 text-white bg-[#ea580c] transition-all duration-200 disabled:opacity-60"
                >
                  {status === 'sending' ? 'Sending...' : 'Get My Free Quote'}
                </button>
                {status === 'error' && (
                  <div className="text-center">
                    <p className="text-lg text-red-600 mb-2">Something went wrong. Please try again.</p>
                    <button 
                      type="button"
                      onClick={() => setStatus('idle')}
                      className="tap-btn text-lg font-semibold text-[#0a5f6e] underline"
                    >
                      Try Again
                    </button>
                  </div>
                )}
              </form>
            )}
          </div>
        </section>

{/* HECM for Purchase FAQ */}
        <section className="py-6">
          <h2 className="font-display text-4xl font-bold text-[#1a1a1a] mb-2 leading-tight text-center">
            F.A.Q.
          </h2>
          <p className="text-xl text-[#555] mb-8 italic text-center">Frequently Asked Questions</p>
          
          {[
            { key: 'faq1', q: 'Can I buy a new home with a reverse mortgage?', a: 'Yes. A HECM for Purchase allows you to buy a new primary residence using a reverse mortgage. You make a down payment (typically 50-60% depending on your age), and the reverse mortgage covers the rest — with no monthly mortgage payments required.' },
            { key: 'faq2', q: 'Do I still need a down payment?', a: 'Yes. The down payment amount depends on your age, the home price, and current interest rates. Older borrowers typically need a smaller down payment than younger borrowers.' },
            { key: 'faq3', q: 'Can I use it to buy a condo?', a: 'Only if the condo is FHA-approved. We can help you check if a specific property qualifies before you make an offer.' },
            { key: 'faq4', q: 'What happens if I want to sell later?', a: 'You can sell at any time. Just like with any reverse mortgage, you keep any equity that remains after the loan is paid off.' },
            { key: 'faq5', q: 'Is the process different from a regular reverse mortgage?', a: 'The application and approval process is very similar. The main difference is that you are buying a home rather than refinancing your current one.' },
          ].map(({ key, q, a }) => (
            <div key={key} className="bg-white rounded-xl border-2 border-[#e5ddd4] mb-4 overflow-hidden">
              <button 
                onClick={() => toggleFaq(key)}
                className="tap-btn w-full text-left p-5 flex justify-between items-center gap-4"
              >
                <span className="text-lg font-bold text-[#1a1a1a]">{q}</span>
                <span className="text-2xl text-[#0a5f6e] shrink-0 transition-transform duration-200">{faqOpen[key] ? '−' : '+'}</span>
              </button>
              <div 
                className="accordion-content"
                style={{ maxHeight: faqOpen[key] ? '500px' : '0' }}
              >
                <div className="px-5 pb-5 text-lg text-[#444] leading-relaxed border-t border-[#e5ddd4] pt-4">
                  {a}
                </div>
              </div>
            </div>
          ))}
        </section>

{/* Still not sure? */}
        <section className="py-6 text-center">
          <h2 className="font-display text-3xl font-bold text-[#1a1a1a] mb-4">
            Still not sure if this is right for you?
          </h2>
          <p className="text-xl text-[#444] mb-6">
            That's exactly why we are here. Let's talk through your situation with zero pressure.
          </p>
          <a 
            href={`tel:${branding.phone.replace(/\D/g, '')}`}
            className="tap-btn inline-flex items-center gap-3 rounded-xl bg-[#0a5f6e] text-white text-xl font-bold py-5 px-8 transition-all duration-200 mb-4"
          >
            <svg width="24" height="24" viewBox="0 0 24 24" fill="none" stroke="currentColor" strokeWidth="2" strokeLinecap="round" strokeLinejoin="round">
              <path d="M22 16.92v3a2 2 0 0 1-2.18 2 19.79 19.79 0 0 1-8.63-3.07 19.5 19.5 0 0 1-6-6 19.79 19.79 0 0 1-3.07-8.67A2 2 0 0 1 4.11 2h3a2 2 0 0 1 2 1.72c.127.96.361 1.903.7 2.81a2 2 0 0 1-.45 2.11L8.09 9.91a16 16 0 0 0 6 6l1.27-1.27a2 2 0 0 1 2.11-.45c.907.339 1.85.573 2.81.7A2 2 0 0 1 22 16.92z"/>
            </svg>
            Call {branding.phone}
          </a>
          <p className="text-lg text-[#777]">Or tap the button at the bottom of your screen anytime.</p>
        </section>

{/* Three Challenges */}
        <section className="py-6">
          <h2 className="font-display text-4xl font-bold text-[#1a1a1a] mb-4 leading-tight text-center">
            Most Retirees Face the Same Three Challenges
          </h2>
          
          <div className="space-y-6 mt-8">
            <div className="bg-white rounded-2xl p-6 border-l-4 border-[#0a5f6e]">
              <h3 className="font-display text-2xl font-bold text-[#1a1a1a] mb-2">1. Retirement Income Doesn't Keep Up</h3>
              <p className="text-lg text-[#444] leading-relaxed">Social Security covers only a portion of what you need. Savings dwindle faster than expected. A reverse mortgage turns your home equity into cash flow — without selling.</p>
            </div>
            <div className="bg-white rounded-2xl p-6 border-l-4 border-[#0a5f6e]">
              <h3 className="font-display text-2xl font-bold text-[#1a1a1a] mb-2">2. Healthcare Costs Keep Rising</h3>
              <p className="text-lg text-[#444] leading-relaxed">Medicare doesn't cover everything. Long-term care is expensive. Your home equity can be a safety net for medical and care expenses.</p>
            </div>
            <div className="bg-white rounded-2xl p-6 border-l-4 border-[#0a5f6e]">
              <h3 className="font-display text-2xl font-bold text-[#1a1a1a] mb-2">3. Home Maintenance Never Stops</h3>
              <p className="text-lg text-[#444] leading-relaxed">Roofs leak. Furnaces fail. Bathrooms need updating. Your equity can fund the repairs that keep you safe and comfortable in your own home.</p>
            </div>
          </div>
        </section>

{/* Final CTA */}
        <section className="py-8 text-center">
          <h2 className="font-display text-4xl font-bold text-[#1a1a1a] mb-4 leading-tight">
            NO OBLIGATION.<br/>NO PRESSURE.<br/>JUST ANSWERS.
          </h2>
          <p className="text-xl text-[#444] mb-8">
            Talk to Ryan or Steve today. We'll answer every question honestly — even if a reverse mortgage isn't right for you.
          </p>
          <div className="flex flex-col gap-4 max-w-sm mx-auto">
            <a 
              href={`tel:${branding.phone.replace(/\D/g, '')}`}
              className="tap-btn inline-flex items-center justify-center gap-3 rounded-xl bg-[#0a5f6e] text-white text-xl font-bold py-5 px-8 transition-all duration-200"
            >
              <svg width="24" height="24" viewBox="0 0 24 24" fill="none" stroke="currentColor" strokeWidth="2" strokeLinecap="round" strokeLinejoin="round">
                <path d="M22 16.92v3a2 2 0 0 1-2.18 2 19.79 19.79 0 0 1-8.63-3.07 19.5 19.5 0 0 1-6-6 19.79 19.79 0 0 1-3.07-8.67A2 2 0 0 1 4.11 2h3a2 2 0 0 1 2 1.72c.127.96.361 1.903.7 2.81a2 2 0 0 1-.45 2.11L8.09 9.91a16 16 0 0 0 6 6l1.27-1.27a2 2 0 0 1 2.11-.45c.907.339 1.85.573 2.81.7A2 2 0 0 1 22 16.92z"/>
              </svg>
              Call {branding.phone}
            </a>
            <button 
              onClick={scrollToForm}
              className="tap-btn inline-flex items-center justify-center gap-3 rounded-xl text-xl font-bold py-5 px-8 text-[#1a1a1a] transition-all duration-200"
              style={{ backgroundColor: branding.primaryColor }}
            >
              <svg width="24" height="24" viewBox="0 0 24 24" fill="none" stroke="currentColor" strokeWidth="2" strokeLinecap="round" strokeLinejoin="round">
                <path d="M4 4h16c1.1 0 2 .9 2 2v12c0 1.1-.9 2-2 2H4c-1.1 0-2-.9-2-2V6c0-1.1.9-2 2-2z"/>
                <polyline points="22,6 12,13 2,6"/>
              </svg>
              Email Us Instead
            </button>
          </div>
          
          {branding.meetingLink && (
            <a 
              href={branding.meetingLink}
              target="_blank"
              rel="noopener noreferrer"
              className="tap-btn inline-block mt-4 text-lg font-semibold text-[#0a5f6e] underline"
            >
              Or Schedule a Call on Our Calendar
            </a>
          )}
        </section>
      </main>

{/* Footer */}
      <footer className="bg-[#1a1a1a] text-[#ccc] px-5 py-10">
        <div className="max-w-xl mx-auto">
          <div className="text-center mb-8">
            <img 
              src={branding.logoUrl} 
              alt="Luminate Bank" 
              className="h-10 w-auto mx-auto mb-4 opacity-80"
              onError={(e) => { e.target.style.display = 'none'; }}
            />
            <p className="text-xl font-semibold text-white mb-1">The 2 Mortgage Guys</p>
            <p className="text-lg">{branding.title}</p>
            <p className="text-base mt-2">NMLS {branding.nmls}</p>
            <p className="text-base">{branding.company}</p>
            <p className="text-base">NMLS {branding.companyNmls}</p>
          </div>
          
          <div className="text-center mb-8">
            <a href={`tel:${branding.phone.replace(/\D/g, '')}`} className="text-xl text-white font-semibold block mb-2 hover:text-[#1ecdf1] transition-colors">
              {branding.phone}
            </a>
            <a href={`mailto:${branding.email}`} className="text-lg hover:text-[#1ecdf1] transition-colors block mb-2">
              {branding.email}
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The Truth About

REVERSEMORTGAGES

What Is a Reverse Mortgage, Really?

How it Works at a Glance

You own a home (or buy one)

The lender unlocks your equity

You receive funds or buy a new home

Loan is repaid when you move or pass

FHA Insured = Government Backed

The Reverse Mortgage Approval Process

Apply & Qualify

Counseling Session

Appraisal & Approval

Receive Your Funds

Is This Right for You?

This May Be a Good Fit If:

This May NOT Be a Good Fit If:

Information for Family Members & Heirs

Quick Reference for Heirs

What Happens After the Homeowner Passes Away?

Option 1

Option 2

Option 3

Share This Page

Reverse Mortgage Calculator

Your Information

Common Myths

What You Actually Keep

What Your Heirs Actually Get

Sell & Keep the Cash

Refinance & Keep It

FHA Protects Them from Shortfall

What Actually Happens

FHA Insurance Protects You

No Repayment While You Live There

HUD Regulations Prevent Eviction

Who Actually Uses Reverse Mortgages

Used by Financial Planners

No Income Requirements

Chosen by the Affluent

How Equity Actually Works

You Keep What's Left

Appreciation Still Belongs to You

Non-Recourse Protects Your Heirs

Top 5 Ways Seniors Are Using Reverse Mortgages Today

1. Eliminate Your Existing Mortgage Payment. Keep Your Home.

2. Increase Your Monthly Retirement Income. Keep Your Home.

3. Travel the World. Not Your Mailbox.

4. Home Repairs or Renovations. Stay in Your Home.

5. Escape Winter. Keep Your Home. No Double Payments.

Even More Reasons

How do I know if I'm eligible?

What Matters

What Doesn't Matter

Why not my own bank?

Most Banks and Credit Unions Do Not Offer Reverse Mortgages.

The Big Bank Runaround

The TV Celebrity Trap

Go with the lender you can trust!

Three Reasons.One Mission.

The 2 Mortgage Guys

Luminate Bank

Simple Reverse Team

Could a Reverse Mortgage Improve Your Retirement?

Thanks — We Will Be in Touch Soon.

REVERSE
MORTGAGES

Three Reasons.
One Mission.